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ABSTRACT
It is argued that, in order to successfully manage and deliver large complex projects, one has to gain a
precise understanding of the characteristics and particularities of that project. Mass Housing Projects
(MHPs) differ significantly from the 'one-off' traditional projects often encountered in the construction
industry and thus require unique management skills and approach in its implementation. MHPs are
characterised by managerial and communication ineffectiveness inherent from their nature, features
and particularities. Understanding the unique characteristics of MHPs are aimed at improving its
organisation, planning, communication and managerial effectiveness to improve delivery. Through
comparing 'one-off' traditional projects and Mass Housing projects from literature, focus group
discussion and questionnaire survey, 10- unique features of Mass Housing Projects were established
from management perspective. Mean scores and Kruskal-Wallis were used to test the level of
agreements to the variable by the respondents. Also through Kruskal-Wallis test, 9-unique features had
p-values greater than 0.05(p>0.05) showing that there were no significant variations in the means and
respondents gave consistent responses, interpretations and low variability to the variables. The study is
a preliminary stage of exploring the unique features of MHPs and its impact on communication
performance among the project team.
1.0 INTRODUCTION
Projects are unique and share distinguishing characteristics from one project to the other. The features of
any project has significant impact on its initiation, organisation and management and contributes hugely
to its success or failure. Mass Housing Projects (MHPs) are characterised by inefficient communication
among project teams that often result in considerable amount of unproductive time and managerial
ineffectiveness on mass housing projects in developing countries (Enhassi & Burges, 2007; Enhassi,
1997). These ineffective communication and managerial inefficiencies among project teams are inherent
1 2 1
eadinyira.feds@knust.edu ahadziedk200@yahoo.com teeagk@yahoo.co.uk
1
from the unique nature of MHPs whiles there has been no attempt to clearly define and determine these
unique features of MHPs.
It is said that mass housing projects differ significantly from 'one-off' projects and thus requires unique
managerial skills and efforts to deliver them successfully (Ahadzie et al, 2007; Adinyira et al, 2012).
Clearly known and established project features or characteristics of any type of project will be a
significant tool towards evolving and enabling frameworks for effective project management. From
managerial perspective, organisation and operations are key component of management practice.
Projects have definite and unique distinguishing physical attributes, organisational and operational
features (Manu et al, 2010). These unique groups of features of projects influence greatly on
communication, health and safety, managerial effectiveness, project performance etc. The understanding
of the unique features of MHPs and their implications for both management and research is still very
limited. This study thus attempts to establish the unique features of Mass Housing projects that makes
them different from 'one-off' traditional project by exploring it 'unique physical, organisational and
operational features'. This is a preliminary stage of an on-going investigation into the unique features of
Mass Housing projects (MHPs) to predict its impact on communication performance among the project
team in developing countries. To effectively study MHPs, a clear definition of mass housing project
(MHPs) is required to differentiate it from other traditional types of construction projects.
Based on the theoretical and the practical understanding of the situation in Ghana, the definition is still
relevant for the study. From the above definition it is worth to note that, the designs and schemes may
be speculative or specific customer defined as oppose to the main assumption of speculative
2
development by Ahadzie (2007). The underlining fact is that the designs remain standardized, repetitive,
managed by same defined team, under uniform contractual arrangement and mass-scale delivery of
house-units. Dwelling on the United Nations Economic Commission's recommendation of an annual
production rate of 10 house-units per 1000 population for developing countries to meet their present and
future housing needs (Edmonds and Miles, 1984). This study adopts a minimum delivery of 10-units per
scheme as a precondition for the scheme to be accepted a mass housing scheme.
Project features (PFs) have been viewed and classified through several methods. Massive construction
projects, Multi projects, Super Mega, Mass project, Mega projects have been used to describe the
enormity of the project, cost outlay and it managerial and construction challenges (Hernández, 2008;
Kipp et al., 2008; Thorpe et al., 1999; Haynes, 2002; Kumaraswamy, 1997). Huge mega projects have
gained significant attention due to cases of budget overrun, management problems or outright failure
inherent from their exhibited features and characteristics (Kipp et al., 2008). The physical,
organisational and operational features of construction projects are critical component in the
management of the project (Manu et al., 2010). Mass Housing projects (MHPs) share features that are
unique from 'one-off' projects thus making their management inherently more difficult (Henderson,
2009; Ahadzie, 2007; Vanita and Yang, 2006; Adinyira et al, 2012). These unique features of MHPs
impact on the operational, organisational and managerial actions during the construction process. This
justifiably makes certain practices and managerial interventions on 'one -off' traditional projects non
applicable to MHPs. Though mass housing projects show a number of common characteristics, such as
size, technological and institutional complexity, political involvement and public awareness with other
mega traditional 'one-off' projects, they also exhibit unique features that require different unique
managerial approach in its delivery (Ahadzie, 2007; Kipp et al., 2008; Adinyira et al, 2012). This study
therefore seeks to reveal the unique features of MHPs. Through literature review and focus group
discussion MHPs were compared to 'one-off' traditional project to evolve its uniqueness based on its
physical, organisational and operational attributes as presented in Table 1.0.
3
TABLE 1.0: DERIVING THE UNIQUE MHPs FEATURES FROM TRADITIONAL ONE-OFF PROJECTS
S/No. LITERATURE SOURCE 'ONE-OFF' PROJECT AUTHORS DERIVED COMPARATIVE MHP FEATURES
FEATURE
Behm, Favie Kipp et Chua & McKay Manu et
(2005) and al., Goh et al. al,
Maas, (2008) (2005) (2002) (2010)
(2008)
1 Single construction site for project √ √ Multiple construction sites for various housing units under each
schemes
2 'One off' unrepeated unit design √ √ √ √ Various multiple standardized unit-designs under each schemes
3 Easily defined source of Environmental impact √ √ √ √ Multiple sources of Environmental impact at from various units
4 Scheme often located at one geographical location √ √ Multiple geographical location for various schemes
6 Relatively controlled complimenting 'One-Off' √ √ √ Series of several complimenting 'One-Off' Infrastructure' e.g
Infrastructure' roads, water etc.
7 Relatively Simple Procurement Systems in material √ √ Complex network of Procurement Systems in material and
and services services
8 One-off preliminary activities for project √ √ Multiple-Collinear repeated 'preliminary' activities on each units
9 One-off interrelated skill tasks on the project √ √ Repetitive interrelated skill tasks on standardized housing units
10 Controlled and Low extent of Virtual Team √ High level Virtual Team participants
participants
11 Simple network of team relationship √ √ Complex Network of Team relationship on various units and
schemes
12 Easily determinate Construction Method to single √ √ Complex Construction Process/Method
project
13 Relatively fewer known source of risks √ √ High anticipated/related complex network of risks on schemes
14 Single duration for project √ √ √ Multiple duration for various standardized design-units under
schemes
4
4.0 METHOD OF STUDY
In order to determine the 'unique features' of Mass Housing projects (MHPs), a literature review
was done by comparing MHPs with 'one-off' traditional projects from management perspective.
This was done to establish from literature the features of MHPs that most likely make them
different from the traditional 'one-off' projects. Through a focus group discussion by three expert
in MHPs, the identified unique features based on their physical, organisational and operational
particularities were subjected to intense scrutiny and discussion and was thus pruned. The findings
(As shown in Table 1.0) were then modelled into questionnaire survey for persons with experience
and involvement in MHPs and also have knowledge in project management practice to determine
their level of agreement to the features on a five (5) point likert scale.
The respondents drawn largely from Ghanaian House Construction industry were persons who
have been associated with housing development through Research, Construction, Education and
Policy and/or Management. These domain respondents remain critical stakeholders in MHPs
implementation. The study being a critically specialized area, the experience and knowledge of the
respondents are critical to ensure right interpretations of the variables and also make correct
contribution. Mean scores were used to measure the level of agreement to the various variables by
respondents whilst Kruskal-Wallis was used to assess the level of agreement between the various
groups of respondents on the variables.
5
Table 2.0: CHARACTERISTICS AND ANALYSIS OF THE RESPONDENTS
VARIABLES FREQUENCY PERCENTAGE
10 27.8%
6-10 years
12 33.2%
11-15 years
8
22.2%
16 years and above
RESEARCH 10 27.8%
4 11.1%
EDUCATIONAL
7 19.4%
POLICY AND
MANAGEMENT
KEY:
From the data, about 83% of the respondents had above 5years of experience. This suggests they
are more likely to understand the subject matter and give right and accurate interpretations to the
variables. Also, 42% of the responses were from people in housing construction whilst persons in
research and education constituted 39% as in Figure 1.0. Also 19.4% were in policy and
6
management. This gives a fairly balanced spectrum of responses from the main domain of MHPs
stakeholders and participants.
From Table 3.0 above, variables 3, 6, 11, and 12 had means scores less than 3.0 which was the cut
off point. This suggests that respondents strongly disagree with these variables as being unique
features of MHPs and were thus rejected. Again these variables had the highest standard
deviations above 0.8 which is close to 1.0. This suggests that there is low level of consistency and
7
high variability or diversity in the interpretations and responses offered by the respondents on
these variables. Thus even though these variables were rejected, one can have a sense of descent
from some quarters on the rejection of these as not being unique features of mass housing projects
The Kruskal-Wallis test is a non parametric of ANOVA and is essentially useful to compare
means of more than two groups of an independent variable with relatively small sample size and
to avoid the violations of assumptions under ANOVA (Coates, 2001; Field, 2005a). Following the
mean score analysis, the 10-accepted variables (see table 3.0) were subjected to the Kruskal-
Wallis test. From the respondents as indicated in Figure 1.0, four main groups were identified
namely persons involved in housing development from Research, Construction, Education and
Policy and/or Management perspectives. The Kruskal-Wallis test was performed at a 95%
confidence level to determine the extent of agreement on the variables among the various groups
as presented in Table 4.0.
8
TABLE 4.0: AGREEMENT ON THE VARIABLES AMONG THE GROUPS
a,b
Test Statistics
6. MULTI-
4. MULTIPLE COLLINEAR
2. MULTIPLE 3. MULTIPLE INTERDEPENDENT 5. COMPLEX REPEATED 7. REPETITIVE 9. COMPLEX 10. MULTIPLE
1. MULTIPLE STANDARDIZED GEOGRAPHICAL SUB- NETWORK OF PRELIMINARY TASKS ON NETWORK OF DURATION FOR
SITE FOR DESIGN-UNITS IN LOCATION FOR CONTRACTING PROCUREMENT ACTIVITIES ON STANDARDIZED 8. VIRTUAL TEAM TEAM UNITS UNDER
VARIOUS UNITS SCHEME SCHEMES UNDER SCHEME SYSTEMS UNITS UNITS PARTICIPANTS RELATIONSHIP SCHEMES
Chi-Square 9.608 4.470 1.446 2.905 1.465 4.212 2.053 5.573 2.460 7.529
df 3 3 3 3 3 3 3 3 3 3
Asymp. Sig. .022* .215 .695 .406 .690 .239 .561 .134 .483 .057
9
In order to determine whether there is significant variations in the responses among the groups, the
Sig.-value (p) and the chi-square values are critically examined (Coates, 2001). When the 'p'-
value is less than 0.05 (p<0.05), it suggests that there is significant variations in the means being
compared from the samples and that there is inconsistencies in the interpretations given to the
variables by the various groups. Dwelling on the results from Table 4.0, the p- values were more
than 0.05 (p>0.05) except for variable 1. The chi-square values suggests no significant variations
among the groups as well except for variable 1. A p-value greater than 0.05 means that the
variability in the groups is about the same at the given significance level. That is the scores and
interpretations in one condition/group do not vary much more than the scores in the other groups.
Put scientifically, it means that the variability or diversity in the groups is not significantly
different at a 95% confidence level. This suggests that there is high level of consistencies, low
variability and strong agreement in the interpretations and responses given between the various
groups on the variables at a 95% confidence level. This is an indication that generally the various
groups agreed to the listed 10 variables being the unique features of MHPs. It is critically
significant to highlight on variable 1 from Table 4.0 which has p-value less than 0.05. This
suggests that there is a statistically significant difference in the interpretations given between the
various groups on this two variables. It is an indication that though there is an agreement to this
feature as unique feature to MHPs as presented in the mean scores (see table 3.0), there is
variability in the interpretations between the groups in their responses.
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Dwelling on their experiences, the respondents agreed at 95% confidence level the following as
the unique features of mass housing projects namely:
'Multiple construction sites for various housing units under each schemes', 'Various multiple
standardized unit-designs under each schemes', 'Multiple geographical location for various
schemes', 'Multiple interdependent sub-contracting under various schemes', 'Multiple-Collinear
repeated 'preliminary' activities on each units', 'Complex network of Procurement Systems in
material and services', 'Repetitive interrelated skill tasks on standardized housing units', 'High
level Virtual Team participants', 'Complex Network of Team relationship on various units and
schemes' and 'Multiple duration for various standardized design-units under schemes'.
Knowledge of the 'unique features' of MHPs is an important step that would engender the
development of unique management styles and frameworks and developing managerial
competency models suitable for these type of projects. This will also help in overcoming the
challenges inherent in the management of MHPs especially in developing countries. A very
important recommendation from this paper is the need for future research to explore these
established features to understand their underlying factors to enable for a more pragmatic
management framework for MHPs. Though this studies is intended for the impact of the unique
features on communication performance among the project team, based on physical,
organisational and operational features, the features could be classified under these domain and
the correlation among should be explored as well.
6.0 ACKNOWLEDGEMENTS
The authors would like to sincerely thank all the professionals who participated and responded to
the questionnaire survey, especially managers of the selected GREDA members and staff at BRRI.
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